More Than Just Unlocking Doors
Working with a REALTOR® remains important in 2025, especially in Kingston and its surrounding communities. Buying or selling a home isn’t something most people do often, and for many, it’s the single most significant financial decision they’ll ever make. With the guidance of a REALTOR®, you can navigate this process with clarity and confidence.
It’s natural to wonder: “Do I really need a REALTOR® when I can find listings online myself?”
Technology has undoubtedly changed how people shop for homes. You can sit at the kitchen table scrolling through listings in Napanee, Verona, or South Frontenac without ever stepping outside. But what technology can’t replace is experience — or the protection that comes from having someone in your corner.
Behind every listing are complex contracts, legal disclosure rules, negotiation strategies, and strict deadlines. One misstep can cost thousands of dollars or spark disputes that linger long after closing. A REALTOR® brings the knowledge, strategy, and advocacy needed to keep things on track — and to protect your best interests from start to finish.
That protection starts with something many buyers and sellers overlook: the representation agreement. This agreement is your shield, ensuring that your best interests are always at the forefront.
Representation Agreements: Who’s Really Working for You?
When you work with a REALTOR®, you’re not just hiring an individual; you’re hiring their entire brokerage. In Ontario, that relationship is formalized through a representation agreement.
If you’re selling, you’ll sign an Ontario Real Estate Association Form 200: Listing Agreement.
If you’re buying, you’ll sign a Form 300 — Buyer Representation Agreement or, in some situations, a Form 371 :Buyer Designated Representation Agreement.
And whenever an offer is written, both sides sign a Form 320 :Confirmation of Co-operation and Representation that spells out exactly who represents whom.
These documents can look intimidating, but they’re really just a written promise , a shield of protection. Your brokerage owes you loyalty, full disclosure, confidentiality, and its best efforts at all times. With a representation agreement, your personal information is protected, and you gain a trusted advocate to guide you through every step.
📝 For example, imagine you’re buying a home and you tell your REALTOR® you could stretch your budget by $15,000 if the perfect property came along. Because you’ve signed a representation agreement, that information must remain confidential. It can’t be shared with the seller or used against you in negotiations.
Without a representation agreement, you don’t have anyone advocating for you, and the agent you’re speaking to is legally required to protect their actual client’s interests, not yours. It’s an easy misunderstanding, and one that can end up costing you.
_____________________________________________________________________________Multiple vs. Designated Representation: Understanding the Difference
One of the most misunderstood aspects of real estate is what happens when the same brokerage is involved on both sides of a deal. Traditionally, this is referred to as multiple representation. It occurs when one brokerage represents both the buyer and the seller in the same transaction. While it is legal in Ontario, it comes with strict rules set by the Real Estate Council of Ontario (RECO).
Both the buyer and the seller must be informed in writing about the situation, and both must provide their signed consent before any offer can proceed. If even one party says no, the brokerage can’t represent both sides, and one of the clients must be referred to a different brokerage.
Even when everyone agrees, multiple representation changes how your REALTOR® can work for you. They must remain completely impartial; they can share facts, such as recent sale prices, but they cannot reveal either side’s personal motivations or financial limits. And while they must treat both sides fairly, this also means they can’t advocate as strongly for either client as they usually would. Their advice must remain neutral, as they are responsible to two people with opposing goals.
At Century 21 Lanthorn Real Estate Ltd., we take the time to make sure both parties fully understand their rights in any multiple representation situation. Transparency is key to keeping things fair.
How Designated Representation Changes Things
To avoid that “split loyalty” feeling, Ontario now allows what’s called designated representation, which uses Ontario Real Estate Association Form 371.
Instead of one REALTOR® trying to represent both sides, the brokerage assigns one specific agent to the buyer and another to the seller. Each agent owes complete loyalty, confidentiality, and advocacy to their own client, and neither has access to the other client’s private information.
This approach is becoming increasingly common in larger offices, including here at Century 21 Lanthorn, because it gives each client the full benefit of representation without the restrictions of traditional multiple representation.
For example, imagine two REALTORS® from the same Kingston office are involved in a deal. One is designated to represent the buyer, and the other represents the seller. Both can fully negotiate and advocate for their own clients, and the brokerage itself is not considered to be in multiple representation because the two agents are acting independently.
For buyers and sellers in smaller markets like Verona, South Frontenac, or Napanee, where it’s common for one office to handle many listings, designated representation ensures you still receive complete loyalty from your own REALTOR® while reducing the potential conflicts that can arise with multiple representation.
What I Do for My Clients as Their REALTOR®
When you sign a representation agreement, you are choosing more than access to listings. You are choosing someone to stand in your corner, someone who will protect your interests, guide you through every step, safeguard your best interests, and help you avoid costly mistakes.
Over the years, I’ve built my approach around clear communication, local insight, and careful attention to detail. My role is to anticipate challenges before they arise and keep the process moving smoothly, whether you are selling a family home in Kingston or buying your first property in Napanee, Verona, or South Frontenac.
For Sellers
As your listing representative, my first responsibility is to protect your interests. That begins with honest advice on pricing and strategy, grounded in a clear understanding of current market conditions. I handle the planning, marketing, and presentation by arranging professional photos, video, and virtual tours so your home makes its strongest first impression.
I coordinate showings, inspections, and appraisals, and I keep communication so you’re know where things stand at every step. If competing offers come in, I will help you understand the terms, weigh your options, and negotiate to secure the best possible price and conditions. From the initial paperwork to the final closing steps, I make sure every detail is handled accurately and on time.
Along the way, I connect you with trusted local professionals such as real estate lawyers, stagers, and contractors who can help prepare your home and keep the sale on track.
For Buyers
As your buyer representative, my focus is on protecting your interests from the first conversation to the final keys. This can include helping you arrange a mortgage pre-approval, setting up private showings, or flagging potential zoning or permitted-use questions so you can confirm the details with the municipality before committing.
I draft offers with protective clauses and conditions tailored to your specific situation, and I negotiate prices and terms to secure the best possible outcome for you. When needed, I can connect you with trusted inspectors, real estate lawyers, and contractors who can make the transition to homeownership easier.
I am also happy to point you toward the right local contacts for utilities and municipal services, so you know exactly who to call when it is time to get your new home set up.
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Pricing with Integrity
One of the most challenging aspects of selling a home is determining the right price. It’s not just a transaction, it’s an emotional journey. Sellers often see their property through the lens of memories rather than market realities. But overpricing can do more harm than good.
I watched this play out recently. The Sellers wanted to list the property at $750,000. The market data indicated a value of $650,000. The honest agent could have nodded, taken the listing, and let it sit on the market, unsold, for months. Instead, they spent hours showing the sellers why that number would stall the sale, using data on days on market, comparable sales, and the psychology of stale listings. The sellers were frustrated and walked away, choosing another agent who promised them the moon.
That agent may have won the listing, but the sellers lost time. Their home will sit, the price will drop, and frustration will mount. Meanwhile, the first agent walked away with integrity intact. When reality catches up, they’ll likely be the agent called back, and this time, the home will be priced to sell, leading to a successful and satisfying outcome for all.
That is the difference between chasing inventory and protecting clients. Some agents will take any listing, at any price, because they need the sign on the lawn. They’ll blame “the market” later, suggest price drops every few weeks, and eventually disappear when things don’t move.
The REALTOR® who risks losing a listing to tell you the truth is the one who will stand firm when it matters. They’ll advocate for you with buyers and negotiate from strength, not desperation. This level of commitment and advocacy is what makes you, as a client, truly valued. Professionalism isn’t about being agreeable; it’s about being right, even when the truth is hard to hear.
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Protecting Buyers from Overpaying
Just as sellers sometimes hope for prices the market won’t support, buyers can also be tempted to overreach, especially in competitive situations. It’s crucial to be aware of the potential risks of overpaying, as it can lead to financial strain and a home that may not retain its value.
In Kingston and the surrounding areas, although rarer than during the COVID-19 pandemic, bidding wars still occur. The pressure is intense, and it’s easy to get swept up by emotion or convinced by an agent who says, “Just add another $20,000 to make sure you win.” However, paying far more than market value can lead to a home that won’t retain its value if conditions shift, potentially trapping you in a risky investment. This is where the guidance of a professional REALTOR® becomes crucial.
The role of a professional REALTOR® is to ground your decisions in reality, even when the excitement of competition is high. I provide you with actual comparable sales, days-on-market data, and context about the neighbourhood. This information empowers you to make informed decisions and determine the true value of a property.
At times, my advice may not align with what buyers want to hear. It may mean walking away from a deal that could ultimately harm you. However, protecting you from overpaying is a crucial part of safeguarding your future. A strong REALTOR® is not there to tell you what you want to hear — they are there to give you the facts, guide your strategy, and ensure you come out of the process with both a home you love and the confidence that you paid the right price.
Confidentiality: Why It Matters
Confidentiality is not just a protection, it is a powerful tool that empowers you when working with a REALTOR®. It puts you in control of what information is shared and when.
When you sign a representation agreement, anything you share with your agent is legally protected, including your reasons for buying or selling, your timelines, and your financial position. This duty of confidentiality is outlined in the Real Estate Council of Ontario (RECO) Code of Ethics and applies to all licensed REALTORS® in Ontario.
For example, imagine you are selling your home due to a personal change, such as marital separation, the need to move closer to family for support, or financial pressures following a job loss. Even years later, your REALTOR® cannot disclose to other clients or agents why you moved. That private reason stays private, ensuring your personal life remains your own.
In Kingston, these kinds of situations are not uncommon, and they can sometimes be inferred from subtle details such as timing, location, or the presentation of a property. This is where the professional discretion of a REALTOR® who understands the need for privacy can make a real difference, helping you feel respected and valued.
This protection is essential because personal information can significantly influence negotiations. If the other side knew you were under pressure to move quickly, they might try to use that against you.
Confidentiality is not just about protecting your personal information, it is also about maintaining a level playing field in negotiations. It ensures your interests are not compromised and that you remain on equal footing with the other party. This is crucial in real estate transactions where any advantage, no matter how small, can make a meaningful difference in the outcome.
It is also worth noting that this protection only applies when you are a client under a signed representation agreement. If you are speaking with an agent without that agreement in place, anything you say could legally be shared with their actual client. This could compromise your negotiating position and leave you at a serious disadvantage. Many buyers and sellers in Kingston are unaware of this, which underscores the importance of having a signed representation agreement in place.
By becoming a client under a signed agreement, you gain the complete protection of confidentiality along with your agent’s duty of loyalty. That assurance can give you the confidence to move forward knowing your private information stays private
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The Risks of Self-Representation
Some buyers and sellers consider going it alone in hopes of saving on commissions, especially now that listings and market data are readily available online. At first glance, it can seem like a cost-saving shortcut, but in reality, self-representation carries serious risks that can cost far more than any commission savings.
When you represent yourself, you are not a client. You give up all the legal protections that come with a signed representation agreement, including loyalty, confidentiality, and advocacy. The agent on the other side is obligated to protect their own client’s best interests, not yours.
The Real Estate Council of Ontario (RECO) has been clear: REALTORS® cannot provide advice or negotiate on behalf of individuals who are self-represented. They can only give general information, such as blank forms or public sales data. They cannot tell you what price to offer, how to structure your conditions, or how to protect yourself if something goes wrong.
📝 For example, imagine you are buying a home in Gananoque without an agent. The listing REALTOR® cannot tell you whether your offer is firm, whether you should include a financing clause, or how to respond if you compete. You are responsible for making those decisions, and you bear all the risk if something goes wrong.
Self-represented buyers and sellers often face three significant challenges:
No advocate: You are negotiating against trained professionals on your own.
No advice: You must draft your own terms, conditions, and clauses without guidance.
Full liability: If something goes wrong, you are fully responsible for the outcome.
In markets like Sydenham, Westport, or Howe Island — where pricing and conditions can vary widely from property to property — going without professional representation can be especially risky. Misunderstanding a disclosure, missing a deadline, or underestimating competition can result in significant financial losses or even spark legal disputes.
There’s also another important factor many people overlook:
Ontario Real Estate Association (OREA) forms are not publicly available.
These forms are provided only to OREA members and certain licensees. One of OREA’s approved third-party providers, Lawyer Done Deal (LDD), offers limited access to lawyers in the legal industry by subscription. A consumer or any other party (such as a buyer or seller) does not have permission to access, use, or circulate OREA forms or clauses. Doing so would infringe OREA’s registered copyright.
If your lawyer is a subscriber of LDD, they may use Form 100 and other OREA forms; if not, they may not access or distribute them at all.
Working with a REALTOR® protects you from these risks and ensures you have someone on your side who not only understands the process, the paperwork, and the local market conditions, but also has the expertise to navigate the complexities of real estate transactions.
📝 For example, imagine you are buying a home in Kingston without an agent. The listing REALTOR® cannot tell you whether your offer is strong, whether you should include a financing clause, or how to respond if you are in competition. You are responsible for making those decisions, and you bear all the risk if something goes wrong.
Self-represented buyers and sellers often face three significant challenges:
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No advocate: You are negotiating against trained professionals alone.
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No advice: You must draft your own terms, conditions, and clauses without guidance.
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Full liability: If something goes wrong, you are fully responsible for the outcome.
Implied Representation: When You Do Not Realize You Are a Client
It can be surprising to learn how easily someone can step into a client role without realizing it.
This is known as implied representation, and it happens when an agent begins giving advice even though no formal agreement has been signed. The moment advice is offered, the relationship changes and so do the agent’s legal duties. That shift can create risks you may not be aware of.
📝 For instance, imagine you casually ask a REALTOR® what you should offer on a house you just toured. If they provide a specific number, they may have inadvertently created an implied client relationship with you, even without a signed agreement.
Under the rules of the Real Estate Council of Ontario (RECO), once advice is given, the agent owes you the same legal duties as any other client, including confidentiality and loyalty, until your status is clarified.
To prevent misunderstandings, most REALTORS® will pause before giving advice and ask whether you want to become a client or remain self-represented. This helps protect your interests and ensures that everyone understands their responsibilities from the outset.
In neighbourhoods like Cataraqui Woods, Kingscourt, or Rideau Heights, where you might casually meet a local agent at an open house or community event, this distinction is especially important. A friendly conversation can quickly cross into advice, which could make you a client without you even realizing it.
Disclosures and Consents: Why Are There So Many Forms?
When you work with a REALTOR®, it can feel like there is a form for everything. At times, the paperwork might seem excessive; but every document serves a purpose. These forms are not red tape; they are protections designed to keep the process fair, transparent, and safe for everyone involved.
Your REALTOR® is required under the Real Estate Council of Ontario (RECO) Code of Ethics to make certain disclosures and obtain written consents at specific points in a transaction, ensuring that you have the information you need to make confident and informed decisions.
Here are a few of the most common examples:
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Material facts – Any known issues with a property, such as water damage, structural concerns, or zoning restrictions, must be disclosed to you in writing.
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Conflicts of interest – If your REALTOR® has any personal or financial connection to the transaction, it must be declared before moving forward.
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Representation status – If multiple or designated representation is involved, you must be told about it and give your written consent before any offer is prepared.
While it may feel repetitive at times, these forms are your safeguards. They document what has been disclosed, what you have agreed to, and who is responsible for what. That paper trail protects your interests, and it can also help prevent disputes down the road.
In short, the forms are there to protect you, not to hinder you.
Exclusive Listings vs. MLS®
Most homes in Kingston are listed on the Multiple Listing Service (MLS®), which provides your property with the broadest possible exposure. When a home appears on the MLS®, it is visible to all REALTORS® and their clients, both locally and across the province. This maximizes competition and often leads to stronger offers.
Sometimes, though, a seller chooses an exclusive listing. An exclusive listing is marketed solely through one brokerage rather than on the MLS®. This approach can be helpful in certain situations, such as selling a high-profile property quietly, testing buyer interest before going public, or maintaining more control over who visits the home.
Exclusive listings can limit the number of potential buyers who see the property, which may reduce competition and affect the final sale price. For this reason, they are generally used only when there is a strategic reason to do so, and always after a clear conversation between the seller and their REALTOR®.
In Kingston, there are also strict rules around signage. REALTORS® are not allowed to post “exclusive” or “coming soon” signs if the property is already listed on the MLS®. These rules ensure that all listings are marketed fairly and transparently, and that buyers are not misled.
Understanding the difference between MLS® and exclusive listings helps you make an informed decision about how your home will be marketed and ensures your property reaches the right buyers in the most effective way.
Beyond Paperwork: REALTORS® as Connectors
Working with a REALTOR® is about far more than contracts and negotiations. A skilled agent is also a connector, linking you with a trusted network of professionals who can help make your move smoother, safer, and less stressful.
Whether you are buying or selling, having access to the right people at the right time can save enormous time, prevent costly mistakes, and keep your transaction on track. Instead of searching online or relying on untested referrals, you gain access to professionals your REALTOR® already knows and trusts.
Here are just a few of the experts your REALTOR® can connect you with:
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Home inspectors who can identify issues before they become expensive surprises
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Mortgage brokers who can find competitive financing solutions tailored to your needs
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Real estate lawyers who protect your interests during closing
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Contractors and tradespeople who can handle repairs, renovations, or staging
Trizak is one of the trusted local contractors that Century 21 Lanthorn Real Estate Ltd. connects clients with for renovations and repairs across Kingston and surrounding communities -
Movers and cleaning services that can make the transition easier
These connections are especially valuable in local markets like Kingston, Bath, Elginburg, and Sydenham. Having the support of professionals who are familiar with the area can make the difference between a smooth experience and a stressful one, and it helps ensure that you feel informed and supported throughout the process.
This trusted network is one of the most overlooked advantages of working with a REALTOR®. It is not just about getting the deal done; it is about having the right people by your side every step of the way.
Why It Still Matters in 2025
Technology has changed how people search for homes, and the market in Kingston and across Eastern Ontario has shifted from the hot seller’s markets of recent years to today’s more balanced conditions. Even with all the digital tools now available, the fundamentals remain the same — real estate is still about people, contracts, and negotiation.
Buying or selling a home is one of the most significant financial decisions most people will ever make. It involves legal obligations, strict deadlines, disclosure requirements, and negotiations where thousands of dollars can be gained or lost in a single conversation.
Having a REALTOR® in your corner means you are not navigating this complex process alone. Your agent brings experience, local market insight, negotiation skills, and a network of trusted professionals who can keep the process moving smoothly and help you avoid costly mistakes.
Working with a REALTOR® is not about tradition. It is about protection, strategy, and peace of mind. Knowing that you have a professional on your side, focused on your best interests, provides a level of security that is invaluable during the home-buying or selling process.
Whether you are buying your first home, selling a family property, or investing in something new, having an experienced REALTOR® by your side ensures your interests are protected from start to finish.
📌 Thinking of buying or selling in Kingston, Bath, Sydenham, or Westport? Let’s talk about how I can help you move forward with confidence, using my experience and local network to make your next move as smooth and successful as possible.
Frequently Asked Questions
Q: Do I really need a REALTOR® in 2025 if I can find listings online myself?
Yes. Online listings are only the surface. A REALTOR® brings contract expertise, negotiation skills, market insight, and legal protection that you do not get by searching on your own. Having a trusted local professional from Kingston, like those at Century 21 Lanthorn Real Estate Ltd., ensures you have someone who understands the market dynamics unique to Kingston and Eastern Ontario.
Q: What is the difference between a Buyer Representation Agreement and a Designated Representation Agreement?
An Ontario Real Estate Association Buyer Representation Agreement (Form 300) gives you full client status with a brokerage, meaning the entire brokerage owes you loyalty, confidentiality, and best efforts.
A Designated Representation Agreement (Form 371) assigns one specific agent within the brokerage to represent you, while another agent from the same office can represent the other side. Both agents owe full loyalty to their own clients, which is how we often operate here at Century 21 Lanthorn Real Estate Ltd. to protect both sides’ interests.
Q: What is multiple representation, and is it allowed in Ontario?
Yes, but only with strict conditions. Under the rules of the Real Estate Council of Ontario (RECO), both the buyer and the seller must give informed written consent before a brokerage can represent both sides in the same transaction. In multiple representation, the REALTOR® must stay impartial and cannot advocate as strongly for either side — something we explain clearly to our clients in Kingston and the surrounding communities before any offer is made.
Q: Can I get help from a REALTOR® if I choose to be self-represented?
Only limited help. REALTORS® may give you general information such as blank forms or public sales data, but they cannot provide advice, draft clauses, or negotiate on your behalf if you are self-represented. If you want full guidance and protection, you need to be under a signed representation agreement with a licensed REALTOR®.
Q: Are REALTORS® required to keep my information confidential?
Yes. Confidentiality is a legal duty under the RECO Code of Ethics. Anything you share as a client — including your financial position, timeline, or personal reasons for moving — must be kept private, even after the transaction is complete. This is especially important in a close-knit market like Kingston, where privacy and discretion matter.
Don’t Miss These Guides
Explore more in-depth resources to help you make confident real estate decisions:
- 🧠 [Home Buyers Handbook] — Comprehensive insight into the buyer journey, contracts, conditions, and practical strategies.
